The Land price slowdown in Nairobi’s satellite town continued in the third quarter of 2025, as self-building moderated due to economic pressures.

This is according to HassConsult, unveiling the Hass Index land price index results for July to September.

According to the Hass Property Index, land prices in 14 satellite towns around Nairobi increased by just 0.84 percent in the quarter, rising by 6.6 percent in the year to September.

The average price per acre remained much lower in the satellite towns, at an average of Ksh32.3M, compared with Ksh223.9M in the 18 Nairobi suburbs.

But with self-building declining, the focus of developers on Nairobi suburbs maintained stronger suburban land price growth than satellite town land price growth.

Nairobi suburb prices, nonetheless, slowed down to 1.22 percent growth in the third quarter and 6.27 percent in the last year.

The strongest growth in Nairobi was in Spring Valley, up 3.6 percent in the quarter and 13.3 percent in the year, as the area transitions from large stand-alone houses to apartments and commercial use.

The report revealed that Spring Valley continued to lead, heating up further as developers chased large single-home plots to develop into multi-use properties in line with the rapidly changing character of the area, from exclusively top-of-the-market large homes and gardens to a mixed-use area, with commercial properties and apartments.

However, Muthaiga was the suburb with the lowest increase in Land price, with -0.22 percent.

Ridgeways is the estate with the lowest annual increase in land prices, with -0.46 percent.

Nairobi Satellite Towns

The slowdown in Nairobi’s satellite-town land prices continued in the third quarter of 2025, as self-building moderated due to economic pressures.

By contrast, Nairobi suburbs, with limited appeal for commercial and multi-occupation, due to the scarcity of public transport routes and planning restrictions, such as Muthaiga, saw land prices fall by 0.2 percent from June to September, tipping the annual change into a 0.1 percent decline.

The three months saw land prices in 14 satellite towns around Nairobi increase by just 0.84 percent, reducing the price growth for the year to September to 6.6 percent.

Kiambu is the town with the lowest quarterly increase in land prices, with -0.22 percent, while Ruaka has the lowest annual increase, with -0.46 percent.

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Mlolongo had the highest quarterly increase with a 3.45 percent increase over the last quarter.

The town with the highest annual increase in land prices is Juja, with 14.85 percent over the last year.

“Many of these satellite areas, such as Kiserian, Kitengela, and Athi River, have been prime locations for middle-class buyers to develop their own family homes in stages and as incomes allowed,” said Sakina Hassanali, Co-CEO and Creative Director at Hass Consult.

“But tightening finances are reducing the flow of buyers able to get through the initial entry gate for self-building of a land purchase, despite the far lower and more advantageous prices in the satellite areas.”

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The average price for an acre in the satellite towns in the third quarter of 2025 was Ksh32.3m, compared with Ksh223.9m in the 18 Nairobi suburbs monitored by the Hass Index.

Within this average, areas such as Kiserian and Kitengela continue to offer the lowest price access point, at an average of Ksh13.4m and Ksh18.8m per acre.

However, this self-builder advantage is seeing a fall in self-builder buying, slowing their price growth rapidly.

“Only areas with strong developer demand are now reporting strong land price growth,” said Sakina Hassanali.

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Hass Index land price index results for July to September. PHOTO/Hass.